PLANNING PORTAL NUMBER PP-02030206

SIDE EXTENSION AND ALTERATIONS TO THE OLD POLICE HOUSE, 2 BUXTON ROAD, ASHFORD in the WATER, DERBYSHIRE

DESIGN & ACCESS AND HERITAGE STATEMENTS

Introduction

1. This statement accompanies a householder planning application and application for conservation area consent for the demolition of an existing detached garage and construction of a new side extension together with other alterations to the old Police House, 2 Buxton Road, Ashford in the Water. The application is accompanied by drawings 7984-01 (site location plan), 7984-02 (survey as existing), 7984-03 (proposed scheme design) and 7984-04 (block plan).

Site Description and Context

2. The application site is a semi-detached house set on the southern side of Buxton Road in Ashford in the Water, on the northern edge of the village conservation area.

3. The building is an unlisted two storey cottage, believed to have been built by the Chatsworth Estate as a police house early in the 20th century. It is constructed from local random rubble limestone with squared sandstone quoins, and a natural stone slate roof with projecting eaves. The eaves are low, with the first floor set partly in the roof space lit by hipped dormer windows.

4. To the side of the property is a detached single storey building in “Davey” blocks and reconstituted stone slate roof, dating from the later 20th century. The building comprises a small single garage at the front, and a home office at the rear. Proposed Development

5. The proposed development consists of the demolition of the single storey outbuilding, and its replacement with a single storey side extension comprising two guest bedrooms and bathroom; a new front porch; blocking up the first floor gable windows and construction of a new replacement dormer window at the rear; and relocation of a soil and vent pipe from the centre of the front elevation to the property boundary at the party wall line.

6. The proposals drawing also shows a single storey rear extension across the full width of the existing house, and alterations to the ground floor living room window. These components of the proposed development are “permitted development” under the Town and Country Planning (General Permitted Development) Order 1995 (as amended in 2008), and are capable of being implemented independently of this planning application. They are likely to be commenced before this application is determined, without prejudice to the components of the proposals which are subject to planning control.

Amount of development

7. The parts of the proposal requiring planning permission do not materially affect the amount of development on the site, as the proposed side extension replaces the existing single storey building to be demolished.

Layout and Access

8. The principle of the layout of the site is not materially affected by the proposals. The building remains a cottage with principal elevation facing the highway behind a large front garden. The front elevation of the new extension is set behind the principal elevation of the cottage, whereas the existing garage comes forwards of it and is thus a somewhat intrusive element in the street scene.

9. The driveway remains as existing to provide off-street parking in front of the house. The existing garage is too narrow to accommodate the applicants’ car, so the demolition of the garage does not result in the loss of a usable parking space.

Scale, Landscaping and Appearance

10. The size and shape of the new side extension is dictated by the requirement for two guest bedrooms for use by the applicants’ grown-up family, and by the shape of the rear extension about to be commenced as permitted development. The rear extension is a lean-to construction whose roof pitch is limited by the height between the ground floor eaves and the sill level of the first floor windows. A lowered floor level within the new extension has been introduced in order to maximise the roof pitch, but it remains less than ideal. Nevertheless, the pitch has been continued across the rear roof pitch of the side extension, to avoid awkward and unsightly roof junctions. The front roof pitch of the side extension matches the pitch of the main roof, so that the principal view of the house, from the Buxton Road, is of a cottage with entirely traditional materials and detailing. This results in unequal pitches to the side, gable elevation, which is not ideal and which would probably not be acceptable for a free-standing building seen in the round. However, in this situation the side elevation will be read as part of the continuous stone wall to the adjacent footpath, which varies in height. The narrow width of the footpath restricts views of the gable elevation, which will always be from a narrow angle, preventing the unequal pitches from being appreciated.

11. We are conscious that Mr Maxwell advised that the rear wall of the side extension should be in line with the rear wall of the original house rather than the rear wall of the new rear extension. However, limiting the floor space of the side extension to the area suggested by Mr Maxwell would not provide the two guest bedrooms required by the applicants to meet their family circumstances; and would represent a reduction in built footprint compared to the existing detached garage and office. We submit that the benefit to the appearance of the Conservation Area resulting from setting back the front elevation, as requested by Mr Maxwell, outweighs any disbenefit arising from maintaining the approximate depth of the existing building.

12. The proposed porch is three square metres in area, and would therefore be permitted development if its height were less than three metres. However, we consider that it is preferable for the roof pitch to match that of the existing hipped dormers, and therefore seek planning permission for a matching roof form.

13. The proposed new dormer window on the rear elevation will match the existing dormers in size, materials and detailing.

14. Proposed internal alterations, not requiring planning permission in themselves, provide an opportunity to relocate the existing soil and vent pipe to a less prominent position. Although still on the front elevation, the relocation is an improvement to the appearance of the building within the Conservation Area.

15. Landscaping is to remain unaffected by the proposal.

**Heritage Statement**

16. This heritage statement is made in accordance with the requirements of paragraph 128 of the National Planning Policy Framework.

17. The building's significance within the conservation area is governed from its quality of materials, its appropriate vernacular proportions, its positive contribution to the street scene and the nature of its location within the built framework of the village.

18. The use of local stonework with complementary gritstone dressings, timber casement windows and stone slate roofing complement and contribute positively to the mix of external facing materials in the immediate area. The proportions of the building, both in terms of its overall scale and the window sizes, harmonise with the character of the village Conservation Area.

19. The proposed side extension, porch and new dormer window are all in materials to match the existing building, and the proportions of the front elevation maintain the character of the Conservation Area.

**Conclusion**

20. The proposed alterations requiring planning permission are necessary to provide accommodation meeting the applicants' requirements and circumstances, and maintain the character both of the Conservation Area and of the host building. The application therefore meets the requirements of the National Park Authority's Core Strategy, saved policies of the Local Plan and the National Planning Policy Framework.